Stamp Duty calculator for England and Northern Ireland
Enter the property price and tick each box that applies. The calculator charges each band rate only on the portion of the price inside that band and shows the working.
This estimate is for one residential freehold purchase by individuals in England or Northern Ireland. Scotland and Wales have different taxes. The rates are the GOV.UK rates from 1 April 2025.
Worked examples from GOV.UK
A £295,000 home that is the only residential property you own has estimated SDLT of £4,750. That is 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the last £45,000 (£2,250).
A first-time buyer who pays £500,000 pays £10,000. That is 0% on the first £300,000 and 5% on the last £200,000. At £501,000 the relief is not available, the standard rates apply to the whole price, and the bill is £15,050.
An additional property bought for £300,000 has the higher rates. That is 5% on the first £125,000 (£6,250), 7% on the next £125,000 (£8,750) and 10% on the last £50,000 (£5,000). The total is £20,000. The same price at the standard rates gives £5,000.
The examples at £295,000 and £500,000 are worked examples on the GOV.UK residential property rates page. The example at £300,000 is a worked example on the GOV.UK higher rates page. This calculator gives the same results. The £501,000 figure and the standard-rate figure for £300,000 are calculations by this site from the GOV.UK bands.
Rates and method
The calculator uses the residential bands on GOV.UK that apply from 1 April 2025. Each rate applies only to its portion of the price.
| Portion of the price | Standard rate | Higher rate for an additional property |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1.5 million | 10% | 15% |
| Above £1.5 million | 12% | 17% |
First-time buyer relief gives 0% up to £300,000 and 5% on the portion from £300,001 to £500,000. You and everyone you buy with must be first-time buyers, and you must intend to live in the property as your main home. If the price is over £500,000, the relief is not available.
The higher rates add 5 percentage points to each band rate. They usually apply to a purchase of £40,000 or more if the purchase means that you will own more than one residential property. HMRC guidance says that first-time buyer relief cannot be claimed when the purchase is a higher rates transaction. For this reason the calculator does not apply the relief together with the higher rates.
The non-UK resident surcharge adds 2 percentage points to each band rate for a freehold purchase of £40,000 or more. GOV.UK says that the surcharge applies on top of all other residential rates, including the zero rate, the first-time buyer rates and the higher rates.
What this estimate does not cover
This calculator models one residential freehold purchase by individuals in England or Northern Ireland. It does not decide if the higher rates or the surcharge apply to you. It does not model leases and rent, non-residential or mixed-use property, purchases by companies or trusts, linked purchases, purchases of 6 or more properties, shared ownership, other reliefs, or refunds. GOV.UK has the HMRC Stamp Duty Land Tax calculator and the Stamp Duty Land Tax guide. Enter a price in whole pounds. The total is rounded down to a whole pound. The band rows show pence, so their sum can be up to 99p more than the total. This page is general information and is not tax advice.
Questions that change the SDLT bill
What is the stamp duty threshold in England?
For a standard residential purchase, SDLT starts above £125,000. For a first-time buyer who claims the relief on a price of £500,000 or less, SDLT starts above £300,000.
When does first-time buyer relief apply?
You can claim the relief if you and everyone you buy with are first-time buyers, you intend to live in the property as your main home, and the price is £500,000 or less. You pay no SDLT up to £300,000 and 5% on the portion from £300,001 to £500,000. If the price is over £500,000, the relief is not available and the standard rates apply to the whole price. This calculator does not apply first-time buyer relief together with the higher rates.
What are the higher rates for an additional property?
The higher rates add 5 percentage points to each band rate, which gives 5%, 7%, 10%, 15% and 17%. They usually apply to a purchase of £40,000 or more if the purchase means that you will own more than one residential property. Exceptions apply, for example when you replace your main residence.
What is the non-UK resident surcharge?
The surcharge adds 2 percentage points to each band rate for a freehold purchase of £40,000 or more. GOV.UK says that it applies on top of all other residential rates, including the zero rate, the first-time buyer rates and the higher rates. You are not a UK resident for SDLT if you were in the UK for fewer than 183 days in the 12 months before the purchase.
Does Stamp Duty Land Tax apply in Scotland and Wales?
No. Scotland has Land and Buildings Transaction Tax and Wales has Land Transaction Tax. This calculator is for England and Northern Ireland only.